Having been referred to your web site we were about to appoint conveyancing solicitor in Sneinton found using your comparison tool but stumbled across some other fee calculations on the internet look less expensive – why is this?
You can find hundreds of conveyancing organisations offering at first sight what seems to be very low prices. You should think twice about how important this transaction is to you that want to take 'cheap' risks in relation to the standard of the conveyancing. Some embed fees well inside the terms of engagement. The conveyancers that we put forward for conveyancing in Sneinton neverdo this.
My grandmother passed away six months ago and as sole heir and executor I was left the property in Sneinton. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.
Should I choose a Sneinton conveyancing practitioner who is local to the property I am buying? An old friend can deal with the legal work however they are based a couple of hundredkilometers drive away.
The primary upside of using a local Sneinton conveyancing practice is that you can visit the firm to sign documents, present your identification documents and pester them where appropriate. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and the majority were happy that should surpass using an unfamiliar Sneinton conveyancing lawyer solely due to them being Sneinton based.
Last July I purchased a leasehold flat in Sneinton. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a 1st floor flat in Sneinton, conveyancing formalities finalised April 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Sneinton with a long lease are worth £222,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2097
With only 71 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.
My partner and I soon to complete buying a property in Sneinton but as a result of damage from the recent storms I have negotiated reparation from the current proprietors of £2k by way of a deduction in the price. This was going to be addressed as part of the conveyancing process however my lender will not permit this. Should they have been informed?
Your conveyancing practitioner listed on a bank conveyancing panel is obliged to advise the bank of any amendments to the purchase amount. In the event that you did not allow your property lawyer to notify the price change to your mortgage company then they would have to refrain from acting for you and the bank.